105 E Crumb St · Gilman, WI 54433

$135,000

3 bd · 1.0 ba · 1,395 sqft · Other · 51 Days on market

Built 1900 6,534 sqft lot $97/sqft · 16% below area Est $161k · 16% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.5/30.0
• ARV discount +14.7/15.0
• Appreciation +8.6/10.0
• DSCR +6.2/10.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Fully renovated and ready to go, this home is about as move-in ready as it gets?plus a brand-new roof for peace of mind. Inside, you?ve got a bright, open layout with updated finishes throughout. The kitchen features white cabinets, solid countertops, stainless steel appliances, and flows nicely into the living space. Outside, you?ll appreciate the mature trees, big yard, and a 19x24 detached 2-car garage with plenty of extra room. Clean, updated, and easy living all around.

Key facts

• Bright open layout
• White cabinets
• Brand-new roof

Tags

• BRAND-NEW ROOF
• BRIGHT OPEN LAYOUT
• WHITE CABINETS
• SOLID COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• MATURE TREES

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Municipal water; Municipal sewer; LP gas
• Home design: Single-family, 2-story home; Approximately 1,395 finished square feet above grade; Lot about 0.15 acres; Zoned residential
• Construction: Basement: partial, block
• Exterior features: Aluminum and hardboard exterior; Partial block basement

Interior

• Kitchen: Dishwasher; Microwave; Range/Oven; Refrigerator; Kitchen located on the main level (8 x 14)
• Bedrooms: Master bedroom on the main level (14 x 11); Second bedroom on the upper level (9 x 16); Third bedroom on the upper level (12 x 17); Fourth bedroom on the upper level (8 x 8)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; LP gas fuel
• Interior features: Circuit breakers

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (9.4% below list).
• Recommended offer: $122k (9.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#297 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Gilman School District (rural): math 35% / reading 25% proficiency, ranked #380 of 426 in WI (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gilman Elementary (math 27% / reading 22%, grade F, #783 of 1,041 statewide, top 79%, 150 students, 53% FRL); Gilman High (math 17% / reading 22%, grade F, #385 of 483 statewide, top 82%, 152 students, 46% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 12 active listings in the ZIP; 109 units permitted in Taylor County in 2024 (55 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($933 loan paydown + $10k appreciation (7.2% local appreciation)).
• Taylor County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $135k implies a 1025% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,253 (9.4% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.90%
• DSCR: 1.22
• GRM: 9.2

CMA / ARV

• ARV (median comp): $160,885
• List price: $135,000
• Delta: -16.09%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

7.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.54×
• Total profit: $58,352
• Equity at exit: $95,082

10-year hold

• IRR: 20.4%
• Equity multiple: 5.29×
• Total profit: $162,010
• Equity at exit: $182,016

Cash invested: $37,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Wisconsin: 73 Landlord-Friendly · R+2
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; Madison / Milwaukee have some local enforcement.

Methodology + full state rankings →

ZIP-level market 54433

• Home prices YoY: 3.7%
• Active inventory: 12
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$47 /mo · $567/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $154

Break-even live

Break-even rent $1,027

Max offer price $135,000

Occupancy floor 82%

Sensitivity live

Price	-10% $231	-5% $193	+0% $154	+5% $116	+10% $78
Rent	-10% $58	-5% $106	+0% $154	+5% $203	+10% $251
Rate	-1.0pp $222	-0.5pp $189	base $154	+0.5pp $119	+1.0pp $84

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $135,000 Active 51 DOM
2. 2026-06-21
   days on market $135,000 Active 50 DOM
3. 2026-06-18
   days on market $135,000 Active 48 DOM
4. 2026-06-17
   days on market $135,000 Active 47 DOM
5. 2026-06-16
   days on market $135,000 Active 46 DOM
6. 2026-06-15
   days on market $135,000 Active 45 DOM
7. 2026-06-15
   days on market $135,000 Active 44 DOM
8. 2026-06-13
   days on market $135,000 Active 43 DOM
9. 2026-06-12
   days on market $135,000 Active 42 DOM
10. 2026-06-09
    days on market $135,000 Active 39 DOM
11. 2026-06-08
    days on market $135,000 Active 38 DOM
12. 2026-06-08
    days on market $135,000 Active 37 DOM
13. 2026-06-05
    days on market $135,000 Active 35 DOM
14. 2026-06-03
    days on market $135,000 Active 33 DOM
15. 2026-06-02
    days on market $135,000 Active 32 DOM
16. 2026-06-01
    days on market $135,000 Active 31 DOM
17. 2026-05-31
    days on market $135,000 Active 30 DOM
18. 2026-05-01
    listed $145,000 Active 479-char remark
19. 2025-09-11
    soldstatus $12,000
20. 2016-02-04
    soldstatus $14,000
21. 2003-01-14
    soldstatus $55,000
22. 2002-12-18
    soldstatus $35,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WI · Partial reset (capped growth)

• Current annual tax: $567 · $47/mo
• Projected year-2 tax: $1,532 · $128/mo
• Expected delta: +$965/yr (+$80/mo · 170.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥95°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,670
• − Mortgage interest: −$7,562
• − Property taxes: −$567
• − Insurance: −$675
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$3,927
• Taxable loss: −$409
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $1,950/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Gilman School District
• NCES district ID: 5505280
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $43,439
• Composite: 28.43/100
• National rank: #12113
• State rank: #380 of 426 in WI

Livability — Gilman

• Score: 70/100
• State rank: #297
• US rank: #7778

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment C+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gilman, WI
• Population (ZIP): 1,791

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 19,681 people
• By 2030: 19,005 · -3.4%
• By 2040: 17,386 · -11.7%
• By 2050: 15,349 · -22.0%
• By 2075: 11,894 · -39.6%
• By 2100: 9,275 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1% Hispanic / Latino 1%
• Common ancestry: Romanian 13% Portuguese 8% Scotch-Irish 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 3% Spanish 1%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+48.2) · D 25.3% · R 73.5% · Other 1.2%
• 2008→2024 swing: -48.0pp toward R · 2008: -0.2pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+46.5 2016: R+44.5 2012: R+19.4 2008: R+0.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.17%
• Current HPI: 199.809
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.10%
• F500 in state: 20

Industry mix (Fortune 500 HQ in WI)

Industry	F500 HQs	Revenue
▸Industrial Machinery	4	$23B
▸Industrial Technology	2	$36B
▸Insurance	1	$36B
▸Professional Services	1	$19B
▸Utilities	1	$9B
▸Consumer Goods	1	$3B

Price history

+285.7% since first listed

6 events — show timeline

• 2026-05-26 Price Changed $135,000 RANWW
• 2026-05-01 Listed $145,000 RANWW
• 2025-09-11 Sold (Public Records) $12,000 Public Records
• 2016-02-04 Sold (Public Records) $14,000 Public Records
• 2003-01-14 Sold (Public Records) $55,000 Public Records
• 2002-12-18 Sold (Public Records) $35,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $567 · -47.1% YoY. Source: county tax records.